Edmundson Plaza - City of Alexandria, Virginia

88 Pages·2007·3.44 MB·English

Edmundson Plaza
Docket Item # 14 A-C
Development Special
Use Permit #2006-0023 (A)
Transportation Management
Plan #2007-00 18 (B)
Vacation #2007-000 1 (C)
1708 & 17 10 Prince Street,
1703, 1705, 1707 Duke Street &
206 Reinekers Lane
Planning Commission Meeting
June 5,2007
Docket Item #14
DSUP #2006-0023
SUP TMP #2007-00 18
VAC#2007-000 1
EDMUNDSON PLAZA
Planning Commission Meeting
,
June 5,2007
REQUEST: Consideration of a request for approval of: 1) a development special use
permit, with site plan for an office building with ground-floor retail and
underground parking; 2) a special use permit for a Transportation
Management Plan; 3) a special use permit for an increase in the penthouse
height; 4) a special use permit for increased floor area; 5) a special use
permit for a health club; 6) a special use permit for a restaurant use; and 7)
a vacation of a portion of the public right-of-way on Reineker's Lane.
APPLICANT: Carr Properties, Inc, by Jonathan Rak, attorney
STAFF: Jeffrey Famer, Division Chief, Development
Jeffrey.Famer@,alexandriava.g ov
Natalie Sun, Urban Planner
Natalie.Sun@,alexandriava.gov
LOCATION: 1708 Prince Street, 1710 Prince Street, 1703, 1705, 1707 Duke Street &
206 Reinekers Lane
ZONE: OCHIOffice Commercial High
PLANNING COMMISSION ACTION, JUNE 5, 2007: On a motion by Mr. Jennings,
seconded by Ms. Fossum, the Planning Commission voted to recommend approval of DSUP
#2006-0023, TMP Special Use Permit #2007-0018, and VAC #2007-0001, subject to compliance
with all applicable codes, ordinances and staff recommendations with amendments to conditions
25e and 42 and the proposed changes to conditions 7, 14, 15a, 16, 19b, 20,25g, 27f, 27j, 271,33,
34, and 60 as referenced in the letter dated June 5, 2007 from Jonathan Rak. The motion carried
on a vote of 5 to 0. Mr. Komoroske and Mr. Dunn were absent.
Reason: The Planning Commission agreed with the staff analysis.
Speakers:
Jonathan Rak, attorney, representing the applicant.
DSUP #2006-0023, TMP#2007-0018, VAC#2007-0001
Edmundson Plaza
VAC #2007-0001
DSUP #2006-0023, TMP#2007-0018, VAC#2007-0001
Edmundson Plaza
IMPACTS / BENEFITS:
TABLE #1
IMPACTBENEFITS COMMENTS
The proposal will add an active Metro oriented development to
the King Street Metro urban setting, with a five-story office
Consistency with
building and ground floor retail uses, and a publicly accessible
Strategic Plan
pedestrian open space plaza which will serve as a setting for the
historic, 100-year old building being retained.
100,108 sq. ft office
i Use 15,800 sq. ft. retail
12.000 sa. ft. (below grade) retail-health club
Open Space
Open space pedestrian plaza connects to other pedestrian
pathways and to the King Street Metro.
14-16 fi wide sidewalk along Reineker's Lane and Prince Street,
Pedestrian improved sidewalk width along Duke Street, street trees,
pedestrian scale lighting, trash receptacles, and bicycle parking.
Ground floor retail accessible to pedestrians along Reineker's
Lane.
II I 5-story building with a height of approximately 68 feet, 1
consistent with surrounding area and King Street Metro area.
Building Compatibility
Significant setback around historic building to emphasize and
I 1 not detract from it. I
1
$191,862 contribution to the Housing Trust Fund, consistent
Affordable Housing
with the DHCPWG recommendations.
Three-levels of underground parking with 179 parking spaces.
30 parking spaces proposed for the health club; 6 parking spaces
Parking
proposed for the retail; and 143 parking spaces proposed for the
office use.
Staff has included a recommendation that will require the site
Environment and building elements to be designed in a manner to achieve a
of 23 points on the LEED rating system
Estimated annual real estate tax revenue
DSUP #2006-0023, TMP#2007-00 18, VAC#2007-0001
Edmundson Plaza
11. EXECUTIVE SUMMARY:
A. Overview:
The applicant is requesting
development special use permit
approval to construct a five-story
office building to consist of
approximately 16,000 sq. ft. of
retail on the ground floor and
100,000 sq. ft. of office use on the
upper four floors. The proposal
also includes a 12,000 sq. ft.
below-grade retail-health club and
three levels of underground
parking with 179 parking spaces.
Figure I: View from Duke St.-Reineker's Lane
Two existing small buildings constructed in the
1950s will be demolished to make room for the
proposed building. However, a critical
component of the development will retain the
100-year old, small-scale building at the corner of
Duke Street and Reineker's Lane. As a result, the
proposal combines the City's interest in historic
preservation and increased density near the King
Street Metro.
The approvals requested by the applicant consist
of the following:
Increased floor area from 2.0 to 3.0 FAR;
Transportation Management Plan (TMP);
Penthouse height to exceed 15 feet (18 ft.
proposed);
Reduced office parking ratio;
Vacation of a portion of the right of way;
Full-service restaurant use; and
Health and athletic club use.
4 Figure 3: Potential Redevelopment Sites
DSUP #2006-0023, TMP#2007-00 18, VAC#2007-0001
Edmundson Plaza
This site is one of the few remaining undeveloped
sites in proximity (approximately 1,000 ft.) to the
King Street Metro that has been planned for high
density and height. Others include the ,adjoining
Table Talk and Crate and Barrel sites, and the site
at the southeast corner of Daingerfield and Prince
Street (see Figure 3). The subject property is
unique from the others, however, because it
includes a small scale, 100-year old building on
Duke Street. Therefore, it presents both the
challenge and opportunity of retaining a historic
building while meeting the planning objectives of
appropriate density near the King Street Metro
Fipure 4: 100-Year Old Buildinp at1 707 Duke St
Station. Although the historic building is not
within the boundaries of a historic district, it is on the 100-year
old building survey and, therefore, any changes or alterations
require approval by the Old and Historic Board of Architectural
Review.
To address these two planning interests - historic preservation
and increased density - staff worked with the applicant to
establish the following principles:
Provide a considerable (59 to 82 ft) setback between the
two buildings;
Step down the building height in the direction of the
historic building;
Provide ground level open space and landscaping around
the historic building;
Use appropriate wall treatment adjacent to the historic
building; and
Use modulation, materials and colors to reduce the
Figure 5: Building Separation
perceived scale of the proposed building.
B. Building Compatibility:
The proposed building is considerably larger in height and
footprint than the existing historic building. Staff required a
series of design features as part of the development to ensure
that the two very different buildings remain differentiated
but compatible. For example, the proposed building is set
back approximately 60 to 85 feet from the existing building
V/
Figure 6: Pedestrian Connection to
Mdrn
DSUP #2006-0023, TMP#2007-00 18, VAC#2007-000 1
Edmundson Plaza
(see Figure 5). The distance is significant, and is comparable to the 66-foot width of a typical
Old Town street (building-
to-building). The setback provides a transition between the existing building and the new
building and also allows space for a prominent ground level open space courtyard. The new
building will include a variety of heights., and steps down to 50 feet adjacent to the 100-year old
building, providing additional transition between the two. Finally, the proposal includes a
pedestrian path through the courtyard to separate the two buildings and serve the dual purpose of
also connecting to and reinforcing the adjoining King Street Station complex pedestrian path to
the Metro Station (See Figure 6).
C. Historic Recognition/Ground Level Open Space:
The proposed setback between the two buildings allows for a 7,619 sq. ft. open space area to be
visible from Duke Street and accessible for pedestrians. Because the success of the open space
and its opportunity to memorialize the history of the site will only be achieved through
appropriate treatment and design, staff has added a series of conditions on this point. In addition,
staff recommends that after staff, the applicant and other relevant groups have worked through
design concepts for the open space area, the final design be approved by the BAR.
D. Design Transition for 100-Year Old
Building:
Given the juxtaposition of the two buildings, the new building
must, in terms of materials and design, provide an appropriate
background and setting for its historic neighbor. The
proposal consists of a transparent glass wall next to the 100-
year old building, a generally acceptable design approach
because it provides a lighter wall next to the historic, brick
building. Nevertheless, staff has been concerned about the
quality and design of the wall because, while there are
successful precedents, there are also examples that have been
less well executed. In response to staffs concerns, the
applicant has indicated that it will use Shakespeare Theatre,
located at 6th and F Streets in Washington, D.C., as a
reference. The street facade of that building consists of two
panels of transparent glazing, the outer layer of which is a
clear, thin glass veil that appears to be floating. Staff has
added a recommendation that will ensure that the color and
installation of the Edmundson Plaza glass wall are of
exemplary quality, crucial to the success of this design
approach.
Figure 8: Shakespeare Theatre
DSUP #2006-0023, TMP#2007-0018, VAC#2007-0001
Edmundson Plaza
E. Uses:
The applicant proposes to include a 12,000 sq. ft. health club use as part of the new building.
The use requires SUP approval. The applicant has also indicated a desire to increase the size of
the health club to include floor area on the first floor, although most of the use will be located on
the first below grade level. Staff recommends that the health club use not be approved at this
time. Rather, it should be considered for a separate SUP approval at a later date, when an
operator has been chosen and more information is available regarding the size of the use, the
specific applicantloperator, number of employees, and appropriate parking for the use.
F. Community:
Staff and the applicant conducted ten community meetings for this project with the Upper King
Street Civic Association, Old Town Civic Association, Old Town Business and Professional
Association, the Royalton Condominium Association, the Metropolitan Condominium
Association, and the Alexandria Black History Museum. The development process has included
extensive community feedback. There are numerous changes and revisions to the proposal that
have improved the plan through active citizen involvement.
G. Staff Recommendation:
Staff recommends approval of the proposed
commercial building since it meets the goals and
objectives outlined in the King Street Metro Small
Area Plan, including creating a high-quality office
and retaillrestaurant development supported by
publicly accessible open space. The proposal also
historic building and provides an appropriate
balance and transition between the existing 100-
year old structure and the new, Metro-oriented
development.
Fipure 9: Reineker's Lane-west side
DSUP #2006-0023, TMP#2007-00 18, VAC#2007-000 1
Edmundson Plaza
111. BACKGROUND:
A. Site and Context:
The 36,691 sq. ft. (0.84 acre) site is .located at the visually
prominent intersection of Duke Street and Reineker's Lane,
within walking distance (approximately 1,000 ft.) of the King
Street Metro station. The site is long and narrow, with three
frontages: on Duke Street, Reineker's Lane and Prince Street.
The Whole Foods mixed-use building is located across Duke
Street directly to the south of this property. Immediately to the
west, across Reineker's Lane, are two seven-story office
buildings. A six-story office building is located directly to the
north on Prince Street. The site is also adjacent to two future Figure 10: Prince St-north side
0
redevelo~ments ites. including the Crate and Barrel Outlet
"
store (immediately adjacent to the east on Prince Street), and
the Table Talk restaurant site (adjacent on Duke Street).
This commercial infill location now consists of three lots.
On the comer of Duke Street and Reineker's Lane sits a 100-
year old, two-story, historic structure (1707 Duke Street),
now used as a real estate office, with a second non-historic
building, now used for a travel agency, attached. On the two
lots fronting Prince Street sit two, attached, non-historic, one-
Figure 11: Whole Foods
story buildings with associated surface parking lots. The
three non-historic buildings were constructed in the 1950's
and are proposed to be demolished with this development.
The proposed plan would consolidate the three lots into one
lot.
The subject property slopes down from Reineker's Lane
approximately six feet along Prince Street, and approximately
three feet along the front of the property at Duke Street. The
size, shape and topography of the site create challenges for
development, especially relating to building configuration
Fiwe 11: CrateondBarreI
and size, vehicular access, and visibility of the proposed uses.
DSUP #2006-0023, TMP#2007-00 18, VAC#2007-000 1
Edmundson Plaza
B. Proposal:
The proposed office building will face both
Duke Street and Reineker's Lane, and will be
constructed over a three-level underground
parking garage accessed from Prince Street on
the northern portion of the site. The primary
office entrance for pedestrians to the site will
be through a prominent open space area on
Duke Street, and the main, lobby entrance to
the office building will be through a door
facing the proposed open space-courtyard.
Pedestrian access to the open space and the
retail shops will also be provided from
Reineker's Lane. Figure 13: Reineker's Lane and Prince St. Perspective
The proposed five-story, 115,908 sq. ft. building will be long and narrow, with a building
footprint of approximately 270 ft. x 95 ft. The building faces are articulated into a series of
vertical bays, with portions of the buildings setback to provide visual interest.
The proposed development includes 100,108 sq. ft. of office on four floors of the new building.
The first floor will include 15,800 sq. ft. of retail and restaurant use. A 12,000 square foot health
and athletic club is proposed on the first below grade level of space. The main retaillrestaurant
entrances are proposed through doors facing Reineker's Lane, Prince Street and the open
spacelcourtyard area.
C. Historic Context:
This proposal is adjacent to an existing 100-year
old building at 1707 Duke Street that, although
outside the boundaries of the City's historic
districts, is protected by City Council as a
designated 100-year old building of historical or
archeological interest.
According to Ethelyn Cox's Historic Alexandria
Street by Street: a Survey of Existing Early
Buildings, 1707 Duke Street "may date from the
ownership of John Longden, whose death at his
residence in West End was announced April 1,
1830. In March 1844, Longden heirs conveyed it
Figure 14: lOO-~eaOr ld House 1707 Duke St.
for $1,500 to Joseph Bruin. An 1853 insurance